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I just read this about your question:
When an advertisement includes a Provision, it means you have to pay the Makler, that is, the real estate agent. This can be quite expensive. Provisionsfrei means you don’t have to pay. However, most landlords ask for a Kaution, a deposit worth three times the rent (without utilities). You have to pay this, but you will get it back when you move out. This is an insurance for the landlord in case a renter doesn’t pay or causes serious damages

The "Kaution" can not be higher then 3 times you rent called "Kaltmiete" (without gas, water, heat ext) and you do not have to pay it at once, the landlord must except that you pay it in 3 installments over 3 months